Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: capital appreciation, future transformation.

Factor breakdown

Project's Historical Performance25% weight

4/10

Avg Ann. of +0.00% — but from only 2 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.

Primary School Effect20% weight

6/10

3 primary schools within 1km (nearest: OPERA ESTATE PRIMARY SCHOOL at 0.79km). Moderate school access.

Project Size16% weight

5/10

101 units — boutique development. Lower transaction frequency and limited shared facilities.

MRT Proximity13% weight

6/10

0.85km from Siglap Mrt Stn (TE28) — moderate MRT proximity; walkable but not doorstep.

Rental Yield10% weight

5/10

Rental yield of 3.22% — above-average income return.

Tenure10% weight

10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Bayshore precinct (Bedok East) at 2.48km, far enough that the impact on this project is modest.

Primary schools within 1km: Opera Estate Primary School, ST. Stephen's School, NGEE ANN Primary School.

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